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Sample Condominium
Broward County
Spalling identified and resolved before recertification deadline.
Built on Trust. Backed by Engineering.
Milestone Inspections, SIRS & Recertification.
Sealed by a Fortis PE for South Florida condominium boards, associations and property managers.
- Florida license
- Licensed Florida PEVerify license →
- Service area
- Broward · Miami-Dade · Palm Beach
- Governing law
- §553.899 · §718.112
- Response
- Within one business day
Why Boards Work With Fortis
Trust Signals.
Licensed & Insured
Florida-licensed professional engineer. General liability and workers' compensation coverage active.
Service Area
3 counties across South Florida: Broward, Miami-Dade, Palm Beach.
One Documented Standard
Every assessment follows the same Fortis process, sealed by a Fortis PE.
Pride in Our Work
We handle our responsibilities like we lived in the building.
Why This Matters Now
Florida Set The Deadlines. Here Is What Applies To Your Building.
Florida law now places the milestone inspection requirement — administered through county recertification in Broward and Miami-Dade — and the SIRS on defined timelines. Which requirements apply depends on the building's age, location and governing jurisdiction.
These are statutory deadlines, not recommendations. A board that knows its dates can plan inspections, repairs and funding on its own schedule.
The milestone inspection requirement — administered through county recertification in Broward and Miami-Dade — and the SIRS are separate requirements with different purposes and different clocks. A clear review starts with the building record, then matches it to the applicable statute and local rule.
- Milestone Inspection
- 25 or 30 years
- Recurring Milestone Cycle
- Every 10 years
- SIRS
- A separate 10-year cycle
First inspection timing depends on the building and local requirements.
After the first milestone inspection under Florida law.
A different legal requirement, with its own scope and timeline.
Services
What Do You Need?
Clear defined scopes for condominium associations, property managers and owners across Broward, Miami-Dade and Palm Beach.
Phase 1 and Phase 2 milestone inspections under Florida law, keyed to your Certificate of Occupancy date.
View serviceFinancial estimate to guide reserves combined with visual inspection to verify remaining useful life.
View serviceSafety-focused building recertification — Broward's 10-year cycle starts at 25 years from the Certificate of Occupancy; Miami-Dade at 30 years generally (25 for qualifying coastal condominiums and cooperatives). Prepared and filed to your county's current ordinance.
View serviceA voluntary walk well before the county filing. Planning and foresight can potentially save repair costs and mitigate large outlays by defining the likely scope and budget in advance.
View serviceBoard-ready condition assessments for capital planning, acquisitions, insurance and lender requirements.
View serviceRoot-cause analysis of cracking, leaks, spalling and settlement, documented to stand up to insurers and counsel.
View serviceAssessment of seawalls, caps, tie-backs, docks and bulkheads on residential and commercial South Florida waterfront properties.
View serviceBid documents, bidding assistance, permitting, construction administration and oversight through project close-out.
View serviceFortis sits on the owner’s side of the table: bid review, contractor oversight, pay-application review and close-out.
View serviceStructural design signed and sealed by a Florida licensed professional engineer for existing buildings.
View serviceInspections performed at specific stages during construction that certify work quality to the building department.
View serviceEngineering inspections and evaluation performed during the Florida Statutes mandated Turnover process, at developer-to-association handover.
View service
Every finding is photographed, located and dated in the field, then carried into a sealed report your board can act on. Review all services.
How An Inspection Runs
The Record, Start To Finish.
Every project moves through the same five stages — documented, dated and traceable.
The Fortis Standard, authored by Gabor I. Nagy, PE — followed by every engineer on staff.
Scope & Records
Relevant condominium information, prior notices or reports — we confirm which requirements and deadlines actually apply to your building.
Field Inspection
Every elevation, balcony, roof and garage slab walked and photographed by a licensed inspector — not a technician.
Findings & Report
Observation, evidence, recommendation, next step — laid out transparently and sealed by the engineer of record.
Board Presentation
We stand in front of your board, translate every technical term on first use, and answer owners directly.
Repair & Oversight
Restoration design, contractor selection support and construction administration through close-out.
Step 1
You send the property details
Building name, address and any prior reports or notices.
Step 2
We confirm the requirement
A call with the Fortis team to establish which scope of services applies.
Step 3
You receive a written proposal
Defined scope, fee and schedule before work begins.
THE FORTIS STANDARD.
Read the Standard →01
Integrity
We take pride in protecting the safety of residents and the buildings they live in. Findings are reported exactly as observed — safety does not bend to a budget.
02
Trust
We answer when you call, stand by our word, and follow through on our promises. One sealed standard, applied the same way every time.
03
Hard Work
First on site, last to leave. The standard the motto holds us to.
04
Precision
Statute-anchored scope, measured evidence, PE-sealed reports.
05
Clarity
Reports a board can read, act on and hand to a contractor.
06
Community
South Florida boards work with real budgets. We scope only what the building needs, explain why, and help associations plan spending instead of absorbing surprises.
Track Record
Proof.
- 79Buildings assessed
- 15Years combined field experience
- 3Counties served
- 100%On-time delivery
Figures are estimates pending final confirmation.
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Sample Condominium
Broward County
Spalling identified and resolved before recertification deadline.
Illustrative example; case studies available on request.
Engineer of Record
You Retain An Engineer,
Not An Account.
Gabor I. Nagy, PE
Founder and author of the Fortis Standard — the documented method every Fortis engineer works to, so the answer does not depend on which engineer shows up.
RoleFounder
LicenseProfessional Engineer, State of Florida
BaseFort Lauderdale, FL
Service areaBroward · Miami-Dade · Palm Beach
Contact Fortis If
- Your building needs a milestone inspection or recertification, with a deadline tied to its Certificate of Occupancy date.
- Your association owes a Structural Integrity Reserve Study, or the last one was not based on a visual inspection.
- A county recertification notice has been issued (Broward begins at 25 years, Miami-Dade at 30, each repeating every 10 years).
- Cracking, spalling, leaks or movement need a documented cause before repairs are bid.
Latest Insight
From The Forensic File
The Forensic File
Milestone Inspection vs. Building Recertification in Florida: What's the Difference?
August 20, 2026
Florida has two distinct building-inspection frameworks, and boards in Broward and Miami-…
Request an Inspection
Establish Where Your Building Stands.
Send the property details and Fortis will confirm which requirement applies and the scope of work involved. Prefer to talk? Call 954-658-0040.
Speak With A Member Of The Fortis Team.
Reviewed by a member of the Fortis team — reply within one business day